Gross Yield
Annual rent ÷ purchase price. The headline figure — useful for a quick scan, but it ignores every cost. A Singapore condo typically shows around 3% to 4%.
Property Investment & Rental Yield Calculator
The headline yield is the easy number. This tool shows the real one — gross yield, net yield, and cash-on-cash return on the capital you actually put in — after ABSD, MCST, the higher non-owner-occupied property tax, vacancy and income tax. Built on current IRAS and MAS rules.
The Deal
Everything updates live. Nothing is stored or sent.
The Property & Purchase
25% on a private purchase (5% cash + 20% cash/CPF)
0% first property · 20% Citizen 2nd · 30% 3rd · 60% foreigner
conveyancing, valuation, furnishing
The Loan
The Rental & Running Costs
insurance, repairs, leasing commission
optional — applied to taxable rental income
The Hold & Exit
your assumption for price growth
The Three Numbers
Yield Is Not Return
Most listings quote gross yield. Two more numbers decide whether the deal actually works.
Net Yield
Rent minus the running costs (MCST, the higher non-owner-occupied property tax, vacancy, insurance, repairs, leasing) ÷ price. Usually one to two points below gross. This is the real income the property throws off.
Cash-on-Cash
Net cashflow after the mortgage ÷ the cash you actually put in (downpayment + BSD + ABSD + fees). Because most of the price is borrowed, this is what your invested capital truly earns — and in Singapore it is often negative.
The big hidden costs this tool builds in: ABSD (20%+ on a second property), MCST, the non-owner-occupied property tax (12–36% on Annual Value), income tax on net rent, vacancy and leasing fees — plus SSD if you sell within four years. See the full breakdown in our stamp duty guide and SSD guide.
Common Questions
Property Investment Returns
How do I calculate rental yield in Singapore?
Gross rental yield is annual rent divided by the purchase price. Net yield subtracts running costs first — MCST, property tax, insurance, repairs, leasing commission and a vacancy allowance — then divides by the price. A gross yield around 3% to 4% is typical for a Singapore condo; net yield is usually one to two points lower.
What is cash-on-cash return?
Your annual net cashflow divided by the actual cash you put in (downpayment plus BSD, ABSD, legal and furnishing) — not the full price. Because most of the price is mortgaged, this is the truer measure of what your capital earns. Many Singapore investment condos run negative, meaning they cost money to hold and the return rests on appreciation.
Do I pay more property tax on an investment property?
Yes. Non-owner-occupied residential property is taxed at 12% on the first $30,000 of Annual Value, 20% on the next $15,000, 28% on the next $15,000 and 36% above $60,000. Annual Value is roughly the yearly market rent, so a rented condo carries materially higher property tax than the same home lived in by its owner.
Is a negative cash-on-cash return bad?
Not necessarily. With high prices relative to rents, many Singapore condos are cash-negative — you top up the shortfall each month and bet on capital appreciation over the holding period. It is only a problem if you cannot comfortably fund the shortfall, which is exactly what this calculator helps you see upfront.
How much cash do I need to buy an investment property?
On a private purchase: 25% downpayment (5% cash, 20% cash or CPF), plus BSD, plus ABSD if it is not your first residential property, plus legal and furnishing. On a S$1.8m condo bought as a Citizen's second property, that is roughly S$890,000 of cash and CPF before any rent. BSD can be paid from your CPF Ordinary Account, arranged by your conveyancing lawyer, but ABSD must be paid in cash (you may qualify for a remission). Neither can be added to your bank loan.
The Right Loan Changes the Whole Equation
On a cash-negative hold, a sharper rate and the right structure cut your monthly shortfall and lift the return. Nexus Mortgage SG compares 16+ MAS-regulated banks at no cost to you.